Emotions flared as residents of Royal Oak addressed the city’s Planning Commission during a public hearing on the proposed Master Plan.

The city’s Master Plan, which has not seen major revisions since 2012, provides a 20-year outlook that looks to serve as the blueprint of the city’s progress including developmental and sustainable growth. The meeting Tuesday served as the only legally required public hearing as outlined by the Michigan Planning Enabling Act, leaving some residents saying they felt silenced while others celebrated and welcomed the proposed changes.

The 102-page proposed document provides an in-depth look into the city’s future. Among its six highlighted goals, the plan’s language surrounding neighborhood preservation and development, transportation infrastructure, including biking, walking and investment in transit, as well as affordable housing, continue to be hot topics for residents.

One major concern for residents is the plan’s presumed elimination of single family dwellings. Section 1.3 of the Master Plan cites only ten percent of families moving into Royal Oak are in search of single family homes, which currently makes up 69 percent of the housing in the city, while the supply and demand for multi-family units is “significantly below the demand.” The master plan details a shift towards housing for all ages and stages of life, however, some among the city’s aging population feel underrepresented in the changes.

“I’m tired of seniors being blamed for ‘we need ADU’s (accessory dwelling units) to age in place.’ No, we need senior housing to age in place,” said Rick Karlowski.

Dale Jordan, who is in support of the plan’s proposal to create a more cohesive and structurally diverse infrastructure, believes the unique charm of Royal Oak is established and maintained through its ability to grow with the times and its evolving population.

“I live next to a duplex, just down the street from me is a co-op full of 65 and older citizens, across from are a couple small businesses. It is not a single family-only place, but I think that that combination of appropriately sized homes and businesses brings a character that makes this city so wonderful,” he said.

Residents also shared their concerns over the February decision made by the Planning Commission to proceed with the conditional rezoning and development of a Sheetz gas station. Positioned for construction at West 14 Mile Road and Coolidge Highway, the 24/7 gas station and convenience store is creating angst for its neighbors. Issues raised include traffic, noise and pollution.

“It’s a silly idea. I’m not against truckers or people who drive trucks, we need them. That place belongs better-suited off a freeway,” said Scott Hammond, a 40-year resident of Royal Oak. “It’s a bad corner.”

The 6-1 vote to bring Sheetz to Royal Oak is but one example of the changing landscape for Royal Oak. Additionally, residents fear local businesses and a nearby elementary school will be gravely impacted by the development of the gas station.

Community website protectroyaloak.com lists media coverage concerning crimes that have occurred in various locales surrounding Sheetz gas station.

“I found out that Upton Elementary is .4 miles away from this proposed location. We know that Sheetz, when they move to a new area, they bring all kinds of problems and crimes to the area. Do we really want that that close to an elementary school?” said Nicole Buzynski.

Lead design firm, DPZ CoDesign, which crafted the proposed master plan, included several key elements to help enhance movability throughout the city.

In section six of the plan, design details outline support for walking and biking, investments in public transit, and speed management, resulting in potential traffic calming efforts. Alex Morford believes the plan encourages the creation of safer modes of travel and transportation.

“As someone who walks, bikes, and rides the bus in Royal Oak, I appreciate the plan’s focus on making our streets safer,” said Morford. “The safer people feel getting around without their car, the more often they will, which can reduce traffic, reduce emissions, and improve health outcomes.”

After more than two hours of public comment, both for and against the implementation of the plan, the Planning Commission pulled discussions to their side of the table on the next steps to adopt and implement it. Joseph Murphy, city planning director, outlined four options for procedural next steps in the adoption of the Master Plan including:

• Additional public engagement or hearings

• Time to consider comments made from neighboring communities and the public concerning the plan

• Determine whether modifications are necessary

• Then move for final adoption.

A two-thirds vote of the Planning Commission would be needed to approve the plan and move it to the City Commission.

Planning commissioners ultimately moved to send the plan back to DPZ CoDesign to modify the Plan to correct typos and non-substantive errors before it heads to City Commission to vote to adopt. The plan’s content will remain the same and does not affect any information that has been made to the public, officials said.